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July 25, 2002 Public Meeting M I N U T E S OF THE CORPORATION OF THE MUNICIPALITY OF WEST ELGIN PUBLIC MEETING WEST ELGIN COUNCIL CHAMBERS JULY 25, 2002 MEMBERS PRESENT: Mayor Duncan McPhail, Deputy Mayor Graham Warwick Councillors: Trudy Balint, Brad Bandeen, Mike Mooser STAFF PRESENT: Joanne Groch Administrator/Clerk-Treasurer ALSO IN ATTENDANCE: Ted Halwa Planning Consultant SUBJECT: OFFICIAL PLAN AMENDMENT & REZONING PART LOT 19, CONC VIII - ANDREI Also in attendance: G. & M. Andrei plus 15 ratepayers Mayor McPhail called the meeting to order at 9:30 a.m. The Clerk informed those present that notice of this meeting had been given under Section 17(15) and 34(12) of the Planning Act by prepaid first class mail to all assessed owners within 150 metres of the subject property as well as provincial agencies and ministries as prescribed by regulation. Correspondence was received from the Elgin-St. Thomas Health Unit indicating that they have no objections providing the owner has the necessary review and lot assessment. Lower Thames Valley Conservation Authority has no objections. J. & L. Kovach submitted a letter of objection. The Ministry of Municipal Affairs advised that the Municipality should have regard for Sections 2.1.3 © and 2.1.4 of the Provincial Policy Statement. Ted Halwa, Planning Consultant advised that the proposed amendment to the Official Plan would change the designation of certain lands situated in the former Township of Aldborough from “Agricultural” and “Restricted Agricultural” to “Industrial”. The change would permit the establishment of a school bus parking compound and service shop by Elgin Bus Service. As well, Mr. Halwa outlined the request to change the zoning of lands in Part Lot 19, Concession VIII from the Agricultural (A1) Zone to the ‘site-specific’ General Industrial (M2-#) Zone. The M2-# zoning would permit a school bus depot in addition to all other permitted uses of the M2 zone. The owners intend to apply to the County of Elgin Land Division Committee to sever a 4 acre parcel with frontage of 121.9 meters on Queens Line and 134.1 metres on Graham Road for conveyance to Elgin Bus Service. The Planner reviewed the process under an OPA, Rezoning and Site Plan Control and answered questions from those in attendance. The applicants have looked at alternate sites being the railway property adjacent to the CHC property, the Fisher property north of the 401 on Graham Road and the Finney Street property. July 25/02…Pg 2 of 2 A lengthy discussion followed with concerns from those present were as follows: -Agnew property is more conducive to this development -why do they have to relocate -Council advised that a letter had been sent to the School Board but no response had been received. -will there be an empty bus barn in five years -how thorough of a study has been done re traffic patterns/speeding/overpass traffic/accidents -there has been no traffic study analysis prepared in support of this proposal -applicant did their own study (visual) of the various sites – this site had the least amount of traffic of all sites -discussion on drivers taking buses home -if OP has land available – why not use it – this is agricultural land -site has attributes for industrial purposes -potential to conceal visual aspects of site - try to have buffer zones -concerns with fumes from buses when warming up -should have OP that’s workable -whole municipality should be involved -adjacent landowner concerns with fumes, noise, traffic, land values, crime rate, policing -look at Aylmer site – appealing, landscaped, tidy, fenced -good access, traffic not in town sometimes better to have at periphery -alternate sites cost developer more money for operations -discussion on where they get their water – Glencoe line -environmental concerns –washing buses (soap), oil, surface drainage Neil Badder of Elgin Bus Services advised that the School Board has given him notice to vacate his present location. He has looked at the sites mentioned but none of the sites were serviceable for various reasons. The M1 site north of the 401 had no gas. The tenant had first option to purchase on this site. The Fisher property was 100 acres and he did not want to sell a small lot out of it. On the Agnew property in West Lorne they ran out of time. There were environmental concerns with the railway lands. Mr. Kovach read his letter of objection to Council mentioning concerns with the designation of an industrial land use which would not be contiguous with any other industrial zones. Also the rezoning of this small piece of land may provide for future actions in a similar vein. Council requested the applicant/Elgin Bus Service to re-evaluate the alternate sites and prepare a report for a further meeting on August 22nd. Whatever decision Council makes there is an avenue for appeals. SUBJECT: ADJOURNMENT RES. NO. 1 Moved by Bandeen Seconded by Mooser RESOLVED that the public meeting concerning a proposed Official Plan Amendment and Zoning By-law Amendment for land located in Part of Lot 19, Concession 8 be hereby adjourned to a further meeting. DISPOSITION: Carried These minutes were adopted on this 8th, day of August, 2002. ______________________________ _______________________________ MAYOR CLERK